Does Immigration Depreciate Residential Land Prices? Case of Tokyo

This study investigates the effects of immigration on residential land prices in urban Tokyo. A rapid increase in immigrants in Tokyo raises the concern that immigration may depreciate land prices because of the negative image emerging from the perception that some immigrants might create disharmony in society. However, our analysis denies this possibility; for every 1% increase in immigrant ratio (i.e., the proportion of immigrants in the total population), the residential land prices increase by 12%. Although the literature explains that a negative immigration effect occurs when the analysis uses small geographic units, the results suggest that even a positive effect can occur under small geographic units. The implications of the current results are complicated. While the concern of immigration-induced land price depreciation is unfounded, this raises another concern—that of asset inequality between land owners and tenants.

THE THE SWAPPING APPROACH IN THE COURSE OF LAND CONSOLIDATION: CASE STUDY OF UKRAINE

The paper is concerned with the issues of the voluntary land consolidation using the exchange method at land relations reforming. The objective of the article is the substantiation of the exchange method aiming at the large and small land owners (land users) land tenure optimization and the formation of approaches with the help of which the mutual alignment of their interests can be achieved. Land plot ownership and tenure rights exchange by the relative value has been substantiated. It is suggested to define the relative value based on the principle of juxtaposition of land plots by their qualitative, spatial and technological characteristics. The land plots exchange modelling has been improved according to the relative value application and due to the existing land plots boundaries retaining at the exchange. The effectiveness of the suggested land plots exchange method has been demonstrated at the land tenure optimization of an agricultural enterprise and some households in Kyiv Region. Alternative land consolidation projects based on the land plots exchange have been developed, the results of which demonstrate the advantages of the voluntary land consolidation based on the suggested methodology.

Default in The Profit Sharing Agreement Between the State Government and Petuanan Areas

In Eti Village, which is located in West Seram District, West Seram Regency, an agreement for marine and plantation products sharing is still being carried out between the Petuanan Region and the Eti Village Government as the parent country. The petuanan area or territory is a village or hamlet that is in the territory of the customary village. The agreement for the sharing of marine products and plantations between the Petuanan area and the State Government of Eti Village was agreed to share the profits of marine products and plantations by 40% which would belong to the Eti State Government and 60% to belong to the Petuanan area. This agreement for marine products and plantations is made based on the ngase system. The Ngase system is a form of cooperation between land owners and workers which is carried out at harvest time. However, in practice, this agreement for marine and plantation products does not go according to what has been agreed. The parent country does not get the pre-agreed profit sharing. Petuanan countries do not carry out their obligations to the detriment of the parent country. This study aims to determine the consequences of default in this profit-sharing agreement as well as to examine the settlement of disputes between the Eti Government and the Petuanan area. The type of research used is sociolegal research, which is a combination research method between doctrinal law research methods and empirical legal research methods. The accountability carried out by the petuanan area is the fulfillment of achievements. Settlement of disputes between the petuanan area and the government of Negeri Eti is through non-litigation and litigation channels.

EIA in developing countries: How does environmental impact assessment (EIA)/(AMDAL) support neoliberal mining? (a case study in Indonesia)

Amdal regulation on mining exploitation according to Law No. 32 of 2009 aims to protect and manage the environment properly. This research reveals the paradox of EIA at the micro level (a case study) supporting the neoliberal agenda and facilitating economic development. This study aimed to explore how the practice of compensation for agricultural land at the scoping stage in the preparation of mining Amdal documents. The research was conducted in Mulawarman village, Kutai Kartanagara district, East Kalimantan province in the period 2004-2013. Historically, in the 2004-2013 period, Kutai Kartanegara Regency was the most massive in issuing mining business permits in Indonesia. The results of the study indicate that there was weak legal protection for agricultural land owners and unequal negotiation practices between companies and land owners without government supervision. The practice of compensation is a development tool rather than an environmental protection tool..

Renewed Patronage and Strengthened Authority of Chiefs Under the Scarcity of Customary Land in Zambia

The Zambian government enacted the 1995 Lands Act with the aim of stimulating investment and agricultural productivity. This Act strengthened the role and power of traditional leaders, particularly chiefs, as it empowered them to allocate customary land to individuals and companies, including foreign investors. In the Bembachiefdom of northern Zambia, a new chief issued new land rights and invalidated the land rights issued by the old chiefs. As a result, land owners with documents in the old formats were required to obtain new certification from the new chief. Concerned about the land within his territory, this chief also decided to invalidate the title deeds issued by the central government so that he could release the protected land to local people. Alongside their historical and cultural power, the chiefs strengthened their patronage over land distribution as well as their authority over the residents in their territories. With high demand for land, anxiety among local people due to land scarcity has created political power and authority for the chiefs.

Improving the soil fertility of agricultural lands in the Non-Black Earth Zone of the Russian Federation

Relevance. According to the Federal Law of 16.07.1998 No. 101-FZ (as amended on 05.04.2016) "On State Regulation of Ensuring the Fertility of Agricultural Land", owners, owners, users, including tenants of land plots are obliged to: carry out the production of agricultural products in ways that ensure the reproduction of the fertility of agricultural land, as well as excluding or limiting the adverse impact of such activities on the environment. Environment.Materials and methods.The research was carried out on a stationary field experience in the Podolsk district of the Moscow region in 2011-2012. On experience, five-floor crop rotation will be deployed in time: 1) oats; 2) barley with planted perennial herbs; 3) perennial herbs of the first year of use; 4) perennial herbs of the second year of use; 5) winter wheat. The plots were located in the upper part of the slope with a slope of 14% (weakly pitched) and in the lower part of the slope with a slope of 7% (gentle).Results. It was found that on average annually in the slope areas of the non-chernozem region soils lose from the layer 0-40 cm with a surface runoff of phosphorus 0.7-6.0 kg / ha, potassium 2.3-28.9 kg / ha, calcium 7.3-45.8 kg / ha. With anti-erosion methods of tillage on a slope with a steepness of 7%, the migration of chemical elements was 2.2 times less compared to similar options on the slope with a steepness of 14%. Surface runoff redistributes substances along the length of the slope, therefore, it is necessary to take this into account during chemical reclamation of the slopes soils and carry out differentiated application of fertilizers and lime. After chemical analysis of the arable layer of soil, it turned out that the maximum content of humus, mobile forms of phosphorus and exchange potassium is noted in the lower part of the slope, which is associated with the processes of washing and alluvium of the soil.

Juridical Overview of Unlawful Control of Land Owned by Homeless People

The homeless phenomenon is very disturbing for the community. Moreover, homeless people have carried out land tenure unilaterally and against the law of someone's land. Furthermore, the purpose of this study is to measure the legal wisdom that can be done by land owners controlled by the Homeless. This research is a normative legal research using a statute approach. By using deductive analysis techniques using legal material processing methods in general. So that it can be analyzed legal problems based on facts in the field or in the community. The results of the study can be denied that the law enforcement of land tenure against the law by homeless people. Can be done in litigation or non-litigation. Litigation measures can be made in criminal and civil cases. The criminal mechanism is carried out by reporting to the police regarding the criminal law stipulated in Article 167 and Article 385 of the Criminal Code. A civil mechanism, the ruler of land and / or buildings thereon can be sued on the basis of an unlawful act along with an application for vacant land Non-litigation legal remedies can be made through complaints to the Satpol PP in the jurisdiction (locus) of the owner of the land rights. Satpol PP is an extension of the Ministry of Social Affairs and Provincial, Regency or City Government.

BAGI HASIL USAHA KAPAL TAMBANG EMAS DI NAGARI KOTO TUO KABUPATEN SIJUNJUNG PRESPEKTIF FIQH MUAMALAH

This paper aims to explain the fiqh muamalah review of the contract agreement and the pattern of the profit sharing agreement system for gold mining vessels in Nagari Koto Tuo, Sijunjung Regency. This research is a qualitative research. Data collection techniques through interviews and observation. Primary data sources consist of land owners, ship owners and workers, as well as supporting data consisting of library data related to profit sharing. The data analysis technique used is descriptive qualitative analysis. This study found that the contract made in the gold mining ship business is a cooperation agreement. The contract takes place orally and in writing. First, the form of the contract in the gold mining ship business, the land owner and the ship owner are called syirkah and the ship owner with other investors is called syirkah mufawadah. Second, the form or method of managing the gold mining ship business, ship owners and workers, is called syirkah. Third, profit sharing in the gold mining ship business of land owners, ship owners, and workers is called syirkah mudharabah. However, their profit sharing system is a new profit sharing system, namely a profit sharing system based on their knowledge alone. Therefore, there is an element of ambiguity or gharar in the profit-sharing system that they do. However, this can still be done as long as there is an agreement.

LAND RECOVERY AND THE ISSUE OF PROPERTY RIGHTS ASSURANCE UNDER THE MARKET ECONOMY CONDITIONS IN VIETNAM

In Vietnam, land recovery (or land acquisition) is a tool of state management and also of exercising the right to represent the owner of the State over land (Clause 4, Article 9 of the Land Law 1987, Clause 4, Article 13 of the Land Law 1993, Article 5 of the Land Law 2013 and Article 13 of the Land Law 2013). In terms of market economy, land acquisition is also considered as a “stage” of the process of “coordination” of land (Hochiminh city University of Law, 2012, p. 163). Along with the development of land laws, the regulations on land recovery have also been gradually improved. However, its innovations are still not enough to meet the requirements of society in many aspects, such as: fairness, efficiency, etc.... According to official statistics, more than 70% of mass complaints and denunciations are related to land recovery (Linh, 2015). For this reason, we will try to clarify the above issues and make some suggestions to improve the provisions of the law related to the regulation of land acquisition, in the relationship between the State (with the representative way of land owners) and land users in order to offer solutions to protect the legitimate rights of land users.